District 05 · Clementi · OCR
The Clementvale
Mas Kuning Terrace · Terrace · 99 yrs lease commencing from 1997
Current PSF
$1,357
-18.4% vs district median
Gross yield
3.2%
median rent $8,300/mo
3-year gain
0.0%
Transactions · 5y
6
1 in last 12 months
Nearest MRT
Clementi Mrt Station · 842.718m
EWL
Future MRT
West Coast Mrt Station
CRL · 2032
Vs local HDB
-
Area income
$10,500/mo median
residential zone
En-bloc potential42 / 100
29 years old · composite of plot use, age, tenure, value gap & size
Lease decay70 years left
worth 86.0%of freehold today (Bala’s Table) · loses ~6.0pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
19%
PSF dispersion within project
The neighbourhood
P1 ring
Clementi Primary School 839m · Phase 2C 0.4× · The Japanese Primary School 985m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Kent Ridge Secondary School · 703m
Food
Clementi West Street 2 Blk 726 · 414m - 4 hawker centres within 1km
Green
Jalan Mas Kuning Playground · 70m - 5 parks within 1km
Mall
Grantral Mall @ Clementi · 749m
Health
Clementi Polyclinic (polyclinic) · 562m
Who lives in Clementi
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
91,990
Median age
44 yrs
43% under 40 · getting older
Children 0–9
8,100
▼ 3% since 2015 · future P1 demand
Household size
3.0 avg
Homes
73% HDB
19% condo · 6% landed
Degree holders
39%
residents 15+
Commute
58% transit
24% drive
45 min+ to work
22%
Price trend average PSF by year
2021
$1,084
2024
$1,494
+37.8%
2025
$1,765
+18.1%
2026
$1,357
-23.1%
Recent transactions URA, latest 9
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,500,000 | 1,842 | $1,357 | - |
| May 2025 | $2,850,000 | 1,615 | $1,765 | - |
| Sept 2024 | $2,780,000 | 2,218 | $1,253 | - |
| Jul 2024 | $2,800,000 | 1,615 | $1,734 | - |
| Dec 2021 | $2,200,000 | 2,153 | $1,022 | - |
| Jul 2021 | $2,000,000 | 1,615 | $1,239 | - |
| Jul 2021 | $2,000,000 | 2,011 | $995 | - |
| Apr 2021 | $1,950,000 | 1,615 | $1,208 | - |
| Apr 2021 | $1,950,000 | 2,035 | $958 | - |
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More in District 05
The HDB blocks next door
The entry point, measured: what the resale flats around The Clementvale actually sell for - this project trades at 2.6× the nearest block’s PSF.